Yes, you can exit a timeshare, but the process varies depending on how long you've been in the agreement. You have a right to cancel. without any liability within five business days from the business day following the signatureIf you notify us within that period, the transaction will be cancelled and the supplier must refund your payment. This right is recognized by the Article 56 of the Federal Consumer Protection Law as a general rule—with an exception for services—and specifically and unconditionally for timeshare, the NOM-029-SE-2021 (section 4.5.14, subsection a). After those five days, the exit is no longer automatic: you enter the realm of complaint to Profeco and conciliation.
This is one of the most frequent questions we receive at City Laws, almost always after a long sales presentation with a lot of pressure to sign on the same day. People leave with an expensive contract, unexpected maintenance fees, and the feeling of having bought "something" they can't sell. Below, we explain, with the law on our side, what a timeshare really is, what your escape option is, and what you can do if it has already closed.
What is a timeshare (and why you don't "own" anything)
Before discussing leaving, it's important to understand what you signed. Article 64 of the Federal Consumer Protection Law defines timeshare as making available to you the use, enjoyment and other agreed rights on a property—or part of it—in a variable unit within a specific class, for previously agreed periods, in exchange for payment. The key lies in a phrase of that definition: in the case of real estate, The domain is not transferred.
In simpler terms: you didn't buy a property. You bought the right to use a unit for a certain number of weeks each year. Therefore, you don't own anything you can freely sell, even if the seller presented it to you as "an investment." This confusion is the root of almost all regrets, and the reason why getting out depends on the contract and consumer law, not on finding a buyer for a property you don't own.
Your escape window: the five business days
Here's the most important and often overlooked point: the law gives you the right to withdraw from a purchase. Article 56 of the Federal Consumer Protection Law recognizes this right as a general rule—with an exception for services—and states that you can revoke your consent without any liability within five business days following the signing or delivery of the property, whichever occurs later. For timeshares, this period is specifically and unconditionally imposed by the NOM-029-SE-2021 (section 4.5.14, subsection a). During that period the contract is not yet perfected: if you revoke it, the transaction is void and the supplier must refund what you paid.
For timeshares, this same period is expressly imposed by the NOM-029-SE-2021. Section 4.5.14, paragraph a), requires that every contract include a cancellation clause with a term no less than five business days, counted from the business day following the signing, on which you can cancel without suffering any reduction in the payments you have already made. It's not a favor from the developer: it's a requirement of the standard.
The five business days are your best weapon. Within that window, the process is smooth, hassle-free, and you get your money back. Outside of it, everything becomes slower and more uncertain.
The revocation must be made by notice, and the method is important for proof: in person, by registered or certified mail—using the date of receipt as the date of revocation—or by another reliable means. In practice, it should be documented in writing with acknowledgment: an informal message or an unrecorded call leaves you with no way to prove that you gave timely notice.
How much should they refund you?
If you cancel within the deadline, you are not only entitled to a refund, but also to receive it within a specified timeframe. Section 4.5.14, subsection b), of NOM-029-SE-2021 establishes that the refund of the total initial investment It must be done, at the latest, within the fifteen business days following the date you notify the supplier or intermediary provider of the cancellation. And if they fail to comply, they must also pay you an additional amount. default interest of the annual 9% regarding the amounts not returned.
It's important to understand the origin of each number. Article 56 mandates a refund, but doesn't specify the timeframe; the fifteen-business-day period and the 9% interest rate are derived from NOM-029-SE-2021 and your own contract. Therefore, the document you signed is your primary reference point: the refund procedure should be clearly outlined there.
| Concept | Deadline or rule | Base |
|---|---|---|
| Cancel without liability | Within 5 business days from the business day following the signature | Art. 56 LFPC / NOM-029 num. 4.5.14 a) |
| Refund of money | Maximum 15 business days from the date you notify | NOM-029 num. 4.5.14 b) |
| If they don't return you on time | Default interest of the annual 9% | NOM-029 num. 4.5.14 b) |
| Penalties for non-compliance | Reasonable, proportionate, and reciprocal | NOM-029 no. 4.5.15 |
The penalties in the contract must be reciprocal.
A common abuse is that the contract severely penalizes you for non-compliance, but imposes nothing equivalent on the developer. That shouldn't happen. Section 4.5.15 of NOM-029-SE-2021 requires that penalties for non-compliance be reasonable, equitable, proportionate and reciprocal for both parties. Similarly, Article 73 TER of the Federal Consumer Protection Law, in its sections IX and XI, requires that the contract include the procedure for its cancellation and its implications, in addition to reciprocal and equivalent penalties. If your contract only penalizes you, there you have a strong argument.
If you detect disproportionate clauses or clauses that only protect the supplier, it's worth having a real estate lawyer Review the contract before making any decisions, especially to avoid paying penalties that the law does not allow you to charge.
Registering with Profeco: a sign that almost no one checks
There's a filter you can use even before signing, and it also works for making a claim later. Article 65 of the Federal Consumer Protection Law establishes that the sale or pre-sale of a timeshare... It can only be initiated when the contract is registered with Profeco. That record must specify, among other things, the name and address of the provider, the property and its notarial encumbrance, the rights of use and enjoyment, the cost of maintenance for the first year and the bonds or guarantees in your favor.
You can verify that record in the Public Registry of Adhesion Contracts from Profeco (rpca.profeco.gob.mx). A contract that is not registered is a sign of irregularity and gives you grounds for a complaint. In fact, Profeco expressly recommends do not sign When the contract includes a clause that implies waiving the right of cancellation. Since Article 56 states that revocation is exercised “without any liability,” a clause that attempts to eliminate that right is contrary to the law.
Five days have passed: what can I do?
If your window of regret has already closed, the exit isn't automatic, but you're not without options. You can file a complaint with Profeco: complaint or claim in writing, orally, by telephone, or electronically, in accordance with Article 99 of the Federal Consumer Protection Law, and then exhaust all conciliation options with the supplier. These are the steps in order:
- Put everything in writing. Contract, receipts, proof of payment, emails, and any sales promises. Without documentation, the claim is weakened.
- Check the cancellation clause in your contract. According to Article 73 TER, the exit procedure must be there; start with what you signed.
- Verify the contract registration in the Profeco Public Registry of Adhesion Contracts. If it's not registered, that's an argument in your favor.
- File your complaint with Profeco and participates in conciliation, the process designed to resolve these conflicts without going directly to litigation.
And be careful with the deadlines, because they also work against you. Article 105 of the law states that claims must be filed within one year, and Article 14 establishes that, in general, the rights and obligations granted by that law they expire in one year. The longer you wait to claim, the greater the risk that time will close the door on you.
Every contract is different, and the outcome depends on what you signed, what you paid, and what's on record. If you don't want to deal with it alone, City Laws can help. book legal advice to review your case and define the most realistic path.
A note on the current regulation
To ensure you're looking at the correct regulations: the current sector standard is NOM-029-SE-2021, published in the Official Gazette of the Federation (DOF) on March 28, 2022, and in effect since September 24, 2022, which replaced NOM-029-SCFI-2010. The Federal Consumer Protection Law was last amended and published in the DOF on December 12, 2025, with no substantive changes to Article 56 or Articles 64 and 65 regarding timeshares. As of July 2026, the five- and fifteen-business-day payment terms and the 9% interest rate remain fully in effect.
Frequently Asked Questions
How many days do I have to cancel a timeshare without penalty?
You have five business days from the date of signature (or from the date of delivery, whichever is later). Within that period, you can revoke the contract without penalty, according to Article 56 of the Federal Consumer Protection Law and section 4.5.14 of NOM-029-SE-2021, and the supplier must refund your payment. Do this in writing and with proof of payment.
How long should I get my money back if I cancel on time?
NOM-029-SE-2021, in section 4.5.14 b), establishes a maximum of fifteen business days from the date you notify the cancellation. If they do not comply within that period, the standard provides for a late payment interest of 91% per annum on the amounts that are not returned to you.
Five days have passed, can I still go out?
It's no longer automatic. The proper procedure is to file a complaint with Profeco (Article 99) and exhaust all conciliation options. Remember that claims must be filed within one year, according to Article 105, and that legal rights expire after one year, as per Article 14. Act as soon as possible.
The contract states that I waive my right to cancel, is that valid?
Profeco expressly recommends against signing contracts with this type of clause. Since Article 56 establishes that revocation is exercised "without any liability," a clause that attempts to eliminate this right is illegal, and if you have already signed such a contract, it serves as an argument in your favor when making a claim.
How do I know if the contract is registered with Profeco?
Consult the Public Registry of Contracts of Adhesion at rpca.profeco.gob.mx. According to Article 65, the sale of a timeshare can only begin with a registered contract. If it is not listed, treat it as a sign of irregularity and avoid signing until the matter is clarified.
Legal notice
This content is for informational purposes only, outlining the general framework for canceling timeshare contracts in Mexico. It does not constitute legal advice for a specific case, does not create an attorney-client relationship, and does not guarantee any outcome. The Federal Consumer Protection Law, NOM-029-SE-2021, and the criteria of the authorities may change and be applied differently depending on the circumstances of each contract. Before signing any documents, sending cancellation notices, or ceasing payments, consult an attorney about your specific situation.
Reviewed by the City Laws legal team
Written by the City Laws editorial team and reviewed by our attorneys under current Mexican law. Meet our team.
⚠️ General informational content, current as of its publication date. It is not legal advice and does not create an attorney-client relationship; laws change and every case is different. For your specific situation, Book a free consultation.